7622 Mineral Bluff Hwy · Mineral Bluff, GA 30559

$110,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 178 Days on market

Built 1988 0.61 ac lot

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to purchase a fantastic lot with a 2 bed 2 bath single wide mobile home on Mineral Bluff Highway. Quiet and private backyard adjoining pasture to the rear and single family homes on each side. Would make a great primary residence, rental or potential rezone with Highway visibility for office or commercial. Home needs some updating, but priced to sell. Call today for an easy showing appointment.

Key facts

• 0.61 acre lot
• Built 1988
• Listed 177 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 1.3% in Mineral Bluff — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 52/100 on livability (#572 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Fannin County (rural): math 40% / reading 39% proficiency, ranked #51 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 276 active listings in the ZIP; 375 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $110k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-76
• Equity at exit: $16,401

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $22,844
• Equity at exit: $9,511

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30559

• Home prices YoY: -17.6%
• Active inventory: 276
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $278

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 74%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-10
   days on market $110,000 Active 178 DOM
2. 2026-06-09
   days on market $110,000 Active 177 DOM
3. 2026-06-08
   days on market $110,000 Active 176 DOM
4. 2026-06-07
   days on market $110,000 Active 175 DOM
5. 2026-06-05
   days on market $110,000 Active 172 DOM
6. 2026-06-03
   days on market $110,000 Active 171 DOM
7. 2026-06-02
   days on market $110,000 Active 170 DOM
8. 2026-06-01
   days on market $110,000 Active 169 DOM
9. 2026-05-31
   days on market $110,000 Active 168 DOM
10. 2026-05-31
    days on market $110,000 Active 167 DOM
11. 2026-03-13
    price $110,000 419-char remark

    Show marketing remark (419 chars)

    Great opportunity to purchase a fantastic lot with a 2 bed 2 bath single wide mobile home on Mineral Bluff Highway. Quiet and private backyard adjoining pasture to the rear and single family homes on each side. Would make a great primary residence, rental or potential rezone with Highway visibility for office or commercial. Home needs some updating, but priced to sell. Call today for an easy showing appointment.

12. 2026-03-10
    price $115,000 419-char remark

    Show marketing remark (419 chars)

    Great opportunity to purchase a fantastic lot with a 2 bed 2 bath single wide mobile home on Mineral Bluff Highway. Quiet and private backyard adjoining pasture to the rear and single family homes on each side. Would make a great primary residence, rental or potential rezone with Highway visibility for office or commercial. Home needs some updating, but priced to sell. Call today for an easy showing appointment.

13. 2026-02-25
    price $120,000 419-char remark

    Show marketing remark (419 chars)

    Great opportunity to purchase a fantastic lot with a 2 bed 2 bath single wide mobile home on Mineral Bluff Highway. Quiet and private backyard adjoining pasture to the rear and single family homes on each side. Would make a great primary residence, rental or potential rezone with Highway visibility for office or commercial. Home needs some updating, but priced to sell. Call today for an easy showing appointment.

14. 2026-02-18
    price $125,000 419-char remark

    Show marketing remark (419 chars)

    Great opportunity to purchase a fantastic lot with a 2 bed 2 bath single wide mobile home on Mineral Bluff Highway. Quiet and private backyard adjoining pasture to the rear and single family homes on each side. Would make a great primary residence, rental or potential rezone with Highway visibility for office or commercial. Home needs some updating, but priced to sell. Call today for an easy showing appointment.

15. 2025-12-14
    listed $149,000 Active 419-char remark

    Show marketing remark (419 chars)

    Great opportunity to purchase a fantastic lot with a 2 bed 2 bath single wide mobile home on Mineral Bluff Highway. Quiet and private backyard adjoining pasture to the rear and single family homes on each side. Would make a great primary residence, rental or potential rezone with Highway visibility for office or commercial. Home needs some updating, but priced to sell. Call today for an easy showing appointment.

16. 2004-06-10
    soldstatus $35,000
17. 1993-09-16
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,775
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,200
• Taxable income: $1,690
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $2,935/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fannin County
• NCES district ID: 1302100
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $37,693
• Composite: 32.92/100
• National rank: #5597
• State rank: #51 of 174 in GA

Livability — Mineral Bluff

• Score: 52/100
• State rank: #572
• US rank: #25132

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing F Health & safety C- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,885

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 25,218 people
• By 2030: 25,519 · +1.2%
• By 2040: 25,548 · +1.3%
• By 2050: 25,008 · -0.8%
• By 2075: 23,359 · -7.4%
• By 2100: 20,129 · -20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+64.8) · D 17.4% · R 82.2%
• 2008→2024 swing: -15.7pp toward R · 2008: -49.1pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+64.6 2016: R+65.5 2012: R+58.2 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.56%
• Current HPI: 293.9979
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+633.3% since first listed

7 events — show timeline

• 2026-03-13 Price Changed $110,000 FMLS
• 2026-03-10 Price Changed $115,000 FMLS
• 2026-02-25 Price Changed $120,000 FMLS
• 2026-02-18 Price Changed $125,000 FMLS
• 2025-12-14 Listed $149,000 FMLS
• 2004-06-10 Sold (Public Records) $35,000 Public Records
• 1993-09-16 Sold (Public Records) $15,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $69 · -1.0% YoY. Source: county tax records.